On how to add 80,000 m2 of surface in a public space minimizing the negative effects in the neighbors
The project presented by the architecture and landscape studio was selected as the best project presented and won the First Prize in the National Contest of Ideas unanimously of the jury. The proposal selected from 47 participants was the only one that made a counterintuitive approach, placing the buildings perpendicular to the tracks, minimizing the impact on the neighbors and maximizing sales prices of the new units. All this improving the requested metrics and bringing the public space from a 65 to a 78.
The brief requirements has the ambivalent need of the existing neighbors and the owner of the land. Thus, we believe it necessary, on the one hand, to look at the aspiration of the neighbor who today lives in the area, and on the other to solve the need of the owner of the land who, within the framework of the law that regulates it, seeks the greatest benefit.
Then some obligatory questions arise.
How to add 80,000 sq-mt of area in the competition area, maximizing the sale price of future units, while increasing the areas of public space as much as possible?
How to minimize or eliminate conflict with potential neighbors to the property so that they do not feel that new constructions obscure their visuals? Is it possible to think any additional management units that generate more resources without compromising public/private and green/built relations?
The parcel division and its impact on the relationship with the neighbors of Colegiales
Thinking about the coexistence with the neighbors, and anticipating the generation of the necessary consensuses is that a plot is proposed that minimizes the fronts on Moldes street and maximizes the visuals to and from the park without giving up the possibility of having a continuous park from Virrey Avilés to Federico Lacroze.
The buildings are proposed as slim towers, with their minor side of no more than 19 m. wide on the street and with its main side facing the proposed green spaces what we understand will improve the quality of the buildings to be built and their value.
The streets perpendicular to the tracks penetrate the terrain and the buildings face over them to generate a blunt urban fabric, where on their lower floors creates a small-scale urban commerce situation.
Thus in the area between Palpa and Céspedes streets are located 5 plots that present a front on Moldes street of very low impact. In the area between The streets Virrey Avilés and Virrey Olaguer and Feliú will be located a sixth plot larger than the previous ones to together with the recovered heritage buildings and a new fair to complete the 80,000 sq-mt requested.
In this way the parcel division is designed to minimize the negative effects on existing neighbors, maximize the conditions of urban situations and generate premium facades to the new green spaces proposed.
THE DESIGN GUIDELINES
Following the ideas posed by the arch. Tina Saaby for the city of Copenhagen is suggested for the new area a design guideline that goes beyond the regulations indicated in the CPU.
This seeks to think of a city that generates eye contact, hence increases the safety and well-being of the neighbors.
The buildings will be free perimeter, with a maximum height of 25 m. and above this height is allowed a retreat at 4 m. of 4 m. of height reaching the boundary plane of 29 m (in this level only amenities and services of the buildings are allowed). In the case of the larger plots (plots 2 and 6) a base with a maximum height of 5 m will be allowed.
The enclosures (railings) of expansions will be transparent, without any ledges; the windows will reach transparent to the floor, without ledges either so that you can look down and have contact with each other.
The ground floors can be private but have to be transparent. These may be opened or closed, but always maintaining the concept of transparency and openness. And it is suggested that at least 16 % of the surfaces to be built within each plot are dedicated to Access and Commercial Areas of Proximity and Gastronomy
The roofs will be green, to mitigate the impact of buildings on the environment.
For the best stage and success of the proposal it is proposed to divide the project into the following Management Units that can be carried out as appropriate.
It has a total area of 608 sq-mt and FOS 0.84 with a front over Moldes street of 19 m. and an average front over the green spaces of 38 m. Total construction area 6,140 sq-mt.
It has a total area of 2,482 sq-mt and a FOS 1, with the possibility of a base of up to 5 m. high and two plates that can take the total height each on streets. The front over Moldes street is 63 m. on the ground floor and the plates will have up to 18 m. front; and an average front over the green spaces of 40.5 m. Total construction area 13,644 sq-mt.
It has a total area of 746 sq-,t and FOS 0.90 with a front over Moldes street of 19 m. and an average front over the green spaces of 41 m. Total constructed area 6,231 sq-mt.
It has a total area of 783 sq-mt and FOS 0.90 has a front over Moldes street of 19 m. and an average front over the green spaces of 44 m. Total construction area 6,547 sq-mt.
It has a total area of 886 m2sq-mt and FOS 0.84 has a front over Moldes street of 19 m. and an average front over the green spaces of 48 m. Total construction area 7,501 sq-mt.
It has a total area of 5,539 sq-mt and a FOS 1, with the possibility of a base of up to 5 m. high has a front over Moldes street of 97 m. and a front over the park of 58 m. Total construction area 38,973 sq-mt.
An underground car park, with capacity for 480 cars, is proposed, this will improve the parking conditions of the area and generate more resources for the execution of the park while the fee that is paid can be applied to the maintenance of the park.
Railway Workshop [Patrimonio]
It will be granted for gastronomy, respecting current regulations. Total area built 305 sq-mt.
Water Tank [Patrimonio]
It will be granted for gastronomy, respecting current regulations. Area total construida 52 sq-mt.
Railway Housing [Patrimonio]
It will be granted for gastronomy, respecting current regulations. Total area built 202 sq-mt.
An area of Fair and Proximity Shops is proposed at the head of Moldes and Federico Lacroze. Total area built 405 sq-mt
The plots are implanted within a large unifying green park, it has three different scales of spaces. (public garden – square and park)
The Environmental Protection area includes a fair, railway housing and plot 1; the total area built in this area is 1,328 sq-mt, of which 405 sq-mt are elevated to increase the absorbent areas and only step on the natural land 923 sq-mt built.
A remediation zone with a plant cover of native grasses is proposed for the area. Minimizing water consumption and maintenance cost, favoring the presence of native fauna [birds, butterflies, insects].
The garden, is a space of 3,065 sq-mt with public garden scale, stripped of all kinds of ornaments, is simply a large lawn. It is a controlled space on its perimeter ideal for mothers and very young children to attend a picnic, read a book or perform a job using public and free internet.
Finally the built park, a green space that is consolidated to the South, bordering the street of service entrance. And that below the built park, is where the concessiond parking lots are arranged.
The new park has an important grove of native tree species that together with the trees of the existing Plaza Paso, form a plant buffer that isolates users from the built environment.
This results in the following urban planning data:
22% Private Space | 78% Public Space
48% Built Area | 52% Green Areas
client > Agencia de Administración de Bienes del Estado [AABE]
location > Colegiales, Buenos Aires, Argentina
site area > 48.358 m2 / 520.521 sqft
built area > 80.000 m2 / 861.112 sqft
project > 2017
construction > –
status > under construction [concurso nacional]
authors > Oliverio Najmias & Marcelo D’Andrea
collaborators > Shai Ben Ami, Nayla Budziñski, Agustín Crosa, Jacinta Gonzalez Llamazares, Lucía Griotti, Ivana Pruden, Camila Santos Solano, María Emilia Soto, Matías Spina, Charles Weinberg
renders > Atilio Pentimalli
2019 1˚Prize, 4BDSÑ [Bienal Nacional de Diseño]
2018 Distinguished Work, BIA-AR 2018 [Bienal Internacional de Arquitectura de Argentina]
2017 1º Prize, NATIONAL ARCHITECTURE COMPETITION
COLEGIALES. BUENOS AIRES ARGENTINA 2017 Leer mas +